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HomeMy WebLinkAboutEX11_Advisory NotesDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA21-000078 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Brittany Gillia, 425-430-7246, bgillia@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Nathan Janders, 425-430-7382, njanders@rentonwa.gov) 1. See Attached Development Engineering Memo dated March 19, 2021 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. Credit will be granted for the removal of the existing home. 2. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA21-000078 of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A water availability certificate is required from King County Water District 90. It appears there is one existing hydrant within 300-feet of both proposed homes. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. None Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. None Building: (Contact: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 19, 2021 TO: Brittany Gillia, Planner FROM: Nathan Janders, Civil Engineer II SUBJECT: Mahal Short Plat 13436 156th Ave SE LUA21-000078 I have reviewed the application for the Mahal Short Plat located at 156th Ave SE and have the following comments: EXISTING CONDITIONS The site is approximately 29,100 square feet in size and is rectangular in shape. The site currently contains a single family home and outbuilding. The site is fronted by 156th Ave SE to the West with private property to the East, South and North. WATER: The proposed development is within King County Water District 90’s water service area. SEWER: The proposed development is within the City’s sewer service area. There is an existing 8 -inch gravity wastewater main flowing south to north in 156th Ave SE (Record DWG – S-333809). The existing home is not connected to the City sewer system. STORM: There are two existing 12-inch stormwater mains conveying north to south on the east side of 156th Ave SE (Record DWG – R-301709). There is no existing on site stormwater conveyance system. STREETS: The proposed development fronts 156th Ave SE along the west property line. 156th Ave SE is classified as a Minor Arterial road. Existing right-of-way (ROW) width, according to the King County Assessor Map, is 60 or 72 feet due to past dedication on the west side of 156th Ave SE; there is 30 feet of ROW from the road centerline to the property line. There are no existing sidewalks or planting strips along the property frontage. Mahal Short Plat– LUA21-000078 Page 2 of 7 March 19, 2021 WATER COMMENTS 1. Water service is provided by King County Water District 90. 2. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction permit submittal. 3. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. 4. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS 1. A minimum 8-inch sewer main extension will be required to extend from the existing 8-inch main in 156th Ave SE (manhole facility ID: MH4382) to the southernmost property line. Sewer main extensions shall be in accordance with RMC 4-6-040. a. Proposal indicates a sewer main extension however it must be extended to the southern most property line. 2. Individual sewer stubs from the sewer main and an individual side sewer serving lots 1 and 2 shall be provided. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. a. Proposal indicates individual sewer stubs however the pass through or are in very close proximity to retaining walls. Sewer stubs located under a wall shall be incased in accordance with City of Renton Standard Details. 3. The site is served by a private on-site-septic system. The septic system shall be abandoned in accordance with King County Department of Health regulations and the Renton Municipal Code. 4. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee for is $3,450.00 per 1-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8373700&dbid=1&repo=CityofRenton 5. The Central Plateau Interceptor Special Assessment District (SAD) is applicable on the project. The SAD has reached its maximum assessment and is $538.48 per lot. Fees are due at the time of construction permit issuance. STORM DRAINAGE COMMENTS 1. A geotechnical report dated November 10, 2018, completed by South Sound Geotechnical Consulting, was provided with the Land Use Application. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report recommend infiltration in the upper several feet of soil due to a layer of underlying glacial till. 2. Deccio Engineering Inc., with the Land Use Application, submitted a Preliminary Drainage Plan and Technical Information Report (TIR), dated February 9, 2019. Based on the City of Renton’s flow Mahal Short Plat– LUA21-000078 Page 3 of 7 March 19, 2021 control map, the site falls within the Flow Control Duration Standard- Matching Forested and is within the Lower Cedar River Drainage Basin. The report is based on a Full drainage review and Core Requirements 1 thru 9 and the six Special Requirements have been discussed in the Technical Information Report. a. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an offsite analysis report that assesses potential offsite drainage and water quality impacts associated with development of the project site and the initial permit submittal shall include, at minimum, a Level 1 Downstream Analysis. b. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. The project does not propose detention but identifies on site BMP’s to be used. The following are items that will need to be addressed as part of the Civil Construction Permit Application: i. The project falls within the City’s SE 144th Basin Flood Problem Flow Control Standard Area, and thus shall meet the requirements of the Flood Problem Flow Control Standard. This standard includes matching the Existing Site Conditions for the 100 year peaks, in addition to adherence to the Flow Control Duration Standard Matching Forested site conditions. ii. The project does not meet the basic exemption criteria outlined in core requirement 3, therefore compliance with the Flow Control Duration Standard and Flood Problem Flow Control Standard per 1.2.3.B is required. The project may meet exemption criteria for the Flow Control Duration Standard and Flood Problem Flow Control Standard, however the WWHM model and analysis in the preliminary TIR does not demonstrate definitive evidence of complying with the criteria. Applicant shall provide an updated model (WWHM3 is outdated but WWHM2012 is acceptable) demonstrating compliance with exemption criteria or a detention facility will be required. Note that modeling credits per Table 1.9.2.A may be taken for on site BMP’s that may help in meeting the exemption criteria. c. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. The proposal does not indicate installation of new conveyance elements. d. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal includes a CSWPP and ESC plan. e. Maintenance and Operations, Core Requirement #6: The proposal includes a maintenance and operation plan. f. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000 square feet of pollution generating impervious surface that is not fully dispersed and less than 0.75 acre of pollution generating pervious surface that is not fully dispersed require water quality. The proposal claims a surface area exemption and therefore does not provide water quality. i. The proposal identifies 5,300 SF of rooftop and a 2,000 SF shared driveway which exceeds the exemption criteria and would require basic water quality treatment. In order for rooftops to not be considered pollution generating a Leachable Metals covenant shall be included with the Civil Construction Permit. Mahal Short Plat– LUA21-000078 Page 4 of 7 March 19, 2021 g. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. The proposal discusses infiltration of rooftop runoff. i. Each BMP feasibility shall be explicitly assessed with specific infeasibility criteria cited where not feasible. ii. Proposal states that the King County Surface Water Design Manual section 5.4.5 was used in design of the trenches. Applicant shall design trench in accordance with the 2017 City of Renton Surface Water Design Manual and demonstrate compliance with either appendix C or section 5.2. Both sections identify that the maximum water table or layer of hardpan must be 3 feet below the bottom of the infiltration facility. The proposed trenches are 2.5 feet deep and the soils logs showed glacial till at 3 feet and only one log extended to 5.5 feet. Applicant shall re-evaluate the use of trenches in addition to each BMP as identified in above comment. iii. Proposal shall mitigate for all target impervious surfaces. iv. Applicant may be able to obtain facility sizing credits for core requirement #3 based on review and implementation of BMP’s per section 1.2.9.4 of the RSWDM. v. For the purpose of sizing infiltration facilities and BMPs, the design infiltration rate used shall be 1.4 iph (not 1.7 iph) as recommended in the geotechnical report. 2. There is a 2021 system Development Charge of $2,100 per new single family residence. SDC fees are payable at construction permit issuance. a. A credit will be applied if the existing house is demoed. TRANSPORTATION/STREET COMMENTS 1. Frontage improvements are required for all new construction with valuation in excess of $150,000. The proposed development front NE 12th St along the north property line. a. 156th Ave SE is classified as a Minor Arterial road. Per the King County Assessors Map, existing right-of-way (ROW) varies between 60 or 72 feet, however, from the road centerline there is 30 feet of ROW fronting the property. Per RMC 4-6-060 complete street standards, a four lane Minor Arterial street requires a minimum ROW width of 91 feet. A paved roadway width of 54 feet consisting of four 11-foot travel lanes and two 5- foot bike lanes. A 0.5-foot curb, 8-foot planter, 8-foot sidewalk and 2-foot clear space at the back of sidewalk are required along each side of the pavement. To meet the City’s Complete Street Standards, ROW dedication of approximately 15.5 feet would be required to install the above listed improvements. The proposal includes a modification request to provide a 71 foot ROW. i. Staff supports the modification request with the condition that the half street improvements for the 71 foot ROW include a 44 foot paved roadway (22 feet from centerline), a 0.5 foot curb, an 8-foot planter, a 5-foot sidewalk, street trees and storm drainage improvements. ii. Proposed civil plans show a dedication of 3.5 feet, however, modification would require 5.5 feet. 2. Street lighting improvements are not required for projects consisting of two (2) to four (4) units for residential. Mahal Short Plat– LUA21-000078 Page 5 of 7 March 19, 2021 a. Based on information provided in application it is exempt from street lighting upgrades. 3. Shared driveways are allowed for access up to 4 lots provided at least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of frontage and the subject lots are not created by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. a. Proposal indicates a 28 foot wide tract which is acceptable. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 5. The 2021 Transportation Impact Fee per single family dwelling is $10,861.69. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. A credit for the existing home will be applied. GENERAL COMMENTS 1. The fees listed are for 2021. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current fee schedule. 2. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 3. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 4. Please see the City of Renton website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground in accordance with RMC 4-6-090. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 6. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-feet minimum horizontal and 1-foot vertical separation between storm and other utilities is required with the exception of water lines which require 10- feet horizontal and 1.5-feet vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.